1832 SE Roxy Way · Stuart, FL 34996

$444,990

3 bd · 2.5 ba · 1,782 sqft · Townhouse public records · 20 Days on market

Built 2022 1,680 sqft lot Est $390k · 14% over $265/mo HOA · 8% of rent

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Why this score? — see what drove the F grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Appreciation +10.0/10.0
• Cash flow +6.4/30.0
• Schools +4.5/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• ARV discount +1.2/15.0
• DSCR +0.7/10.0

Listing remarks

Beautifully upgraded 3BR/2.5BA townhome built in 2022 in desirable Ocean Cove. This move-in ready home features open-concept living, 9' ceilings, impact windows and doors, smart-home wiring, and AT & T fiber internet included. The coastal-style kitchen offers a large quartz island, pantry, coffee nook, and Samsung Smart refrigerator with specialty ice. Upstairs, you'll find three spacious bedrooms, including a primary suite with walk-in closet and spa-style shower, double-vanity baths, and a dedicated laundry room. Enjoy an extended driveway, private paved patio, and nearby walking paths around a scenic reservoir with gazebo. Prime Stuart location close to beaches, shopping, dining, par

Key facts

• Smart-home wiring
• Upgraded townhome
• Open-concept living

Tags

• UPGRADED TOWNHOME
• OPEN-CONCEPT LIVING
• IMPACT WINDOWS AND DOORS
• SMART-HOME WIRING
• FIBER INTERNET INCLUDED
• COASTAL-STYLE KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $445k.

Deal economics

• At list price, monthly cash flow is $-829 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $298k (32.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $320k (28.0% below list).
• Recommended offer: $298k (32.9% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 84/100 on livability (#39 in FL, #790 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: crime C-, employment C-, amenities D.
• Martin (suburban): math 52% / reading 53% proficiency, ranked #24 of 73 in FL (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: J. D. Parker School of Technology (math 39% / reading 40%, grade F, #1,513 of 2,144 statewide, top 73%, 519 students, 72% FRL); Stuart Middle School (math 55% / reading 55%, grade B-, #180 of 571 statewide, top 32%, 867 students, 49% FRL); Jensen Beach High School (math 53% / reading 71%, grade B-, #98 of 667 statewide, top 15%, 1,584 students, 36% FRL).
• Market conditions: 252 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 737 units permitted in Martin County in 2024 (167 in 5+ unit buildings).
• At $3,203/mo this rent would consume 46% of the median local household income ($84k/yr) (locally 247% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $48k of equity ($3k loan paydown + $44k appreciation (10.0% local appreciation)).
• Martin County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$76k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($438k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask is 15244% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $298,476 (32.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.72% ✗
• Cap rate: 4.24%
• Cash-on-cash: -7.35%
• DSCR: 0.67
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $390,258
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1843 SE Roxy Way	0.03mi	3/2.5	1,782 (0%)	3mo	$390,000	$219	96
1857 SE Tarni Way	0.02mi	3/2.5	1,816 (+2%)	10mo	$380,000	$209	88
1814 SE Ocean Cove Way	0.05mi	3/2.5	1,637 (-8%)	16mo	$460,000	$281	71
162 SE Saint Lucie Blvd Unit B201	0.63mi	3/2.0	1,684 (-6%)	5mo	$240,000	$143	55

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.7%
• Equity multiple: 2.52×
• Total profit: $189,753
• Equity at exit: $400,882

10-year hold

• IRR: 17.3%
• Equity multiple: 5.82×
• Total profit: $600,774
• Equity at exit: $864,518

Cash invested: $124,597 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 34996

• Home prices YoY: 2.1%
• Active inventory: 252
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $3,203 high
• Mortgage (P&I): −$2,334
• Tax from tax record: −$509 /mo · $6,110/yr
• Insurance: −$185
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$265
• Vacancy / Maint / Mgmt: −$673
• Net cashflow: $-829

Break-even live

Break-even rent $4,253

Max offer price $298,476

Occupancy floor —

Sensitivity live

Price	-10% $-577	-5% $-703	+0% $-829	+5% $-955	+10% $-1,081
Rent	-10% $-1,082	-5% $-956	+0% $-829	+5% $-703	+10% $-576
Rate	-1.0pp $-605	-0.5pp $-716	base $-829	+0.5pp $-945	+1.0pp $-1,062

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $111,248
• Closing costs: $13,350
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1866 SE Tarni Way Stuart, FL	3.0	2.5	1782	$2,800	$1.57	15d	1	0.05mi
2950 SE Ocean Blvd Stuart, FL	2.0	2.0	1157	$1,800	$1.56	15d	3	0.11mi
1196 SE Saint Lucie Blvd Stuart, FL	2.0	2.0	1309	$4,300	$3.28	25d	1	0.43mi
175 SE Saint Lucie Blvd Stuart, FL	2.0	2.0–2.5	1300	$2,600	$2.00	25d	4	0.69mi
905 SE Flamingo Ave Stuart, FL	3.0	2.0	1520	$4,500	$2.96	25d	1	0.70mi
150 SE Four Winds Dr Unit B303 Stuart, FL	2.0	2.0	1359	$2,500	$1.84	25d	1	0.76mi
1843 SE Granada Ln Stuart, FL	2.0	2.0	1606	$1,800	$1.12	15d	1	1.02mi

HOA detail

• Monthly dues: $265 · $3,180/yr
• Likely covers: internet

Listing history 24 events

1. 2026-06-10
   days on market $444,990 Active 20 DOM
2. 2026-06-09
   days on market $444,990 Active 19 DOM
3. 2026-06-08
   days on market $444,990 Active 18 DOM
4. 2026-06-07
   days on market $444,990 Active 17 DOM
5. 2026-06-03
   days on market $444,990 Active 13 DOM
6. 2026-06-02
   days on market $444,990 Active 12 DOM
7. 2026-06-01
   days on market $444,990 Active 11 DOM
8. 2026-05-31
   days on market $444,990 Active 10 DOM
9. 2026-05-31
   days on market $444,990 Active 9 DOM
10. 2026-05-22
    listed $2,900
11. 2026-05-21
    listed $444,990 Active
12. 2025-12-29
    historical $3,000
13. 2025-12-22
    price $3,000
14. 2025-12-14
    historical
15. 2025-12-04
    price $3,490
16. 2025-12-03
    price $444,990
17. 2025-12-03
    price $445,000
18. 2025-10-28
    historical $5,900
19. 2025-10-28
    listed $5,900
20. 2025-10-27
    price $455,000
21. 2025-08-12
    listed $5,900
22. 2025-07-28
    price $480,000
23. 2025-07-23
    price $499,000
24. 2025-07-18
    listed $500,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $6,110 · $509/mo
• Projected year-2 tax: $6,110 · $509/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 25 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,433
• − Mortgage interest: −$24,926
• − Property taxes: −$6,110
• − Insurance: −$3,022
• − Repairs & maintenance: −$3,075
• − Management: −$3,075
• − HOA: −$3,180
• − Depreciation: −$12,945
• Taxable loss: −$17,900
• Est. tax savings @ 24.0%: +$4,296
• After-tax cash flow: $-5,657/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Martin
• NCES district ID: 1201290
• Math proficiency: 52% ▼ -14.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $52,482
• Composite: 45.1/100
• National rank: #2690
• State rank: #24 of 73 in FL

Livability — Stuart

• Score: 84/100
• State rank: #39
• US rank: #790

Category grades

Amenities D Commute A+ Cost of living A- Crime C- Employment C- Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stuart, FL
• County: Martin County · 165,223 people
• City population: 65,812
• Metro: Port St. Lucie, FL
• Population (ZIP): 10,653
• Household income: $83,929
• Rent vs Own: 16.0% rent · 84.0% own
• Severe rent burden: 247.0

Population outlook (Martin County) Hauer SSP2

• Today (2025): 172,383 people
• By 2030: 180,192 · +4.5%
• By 2040: 194,114 · +12.6%
• By 2050: 204,992 · +18.9%
• By 2075: 229,641 · +33.2%
• By 2100: 232,146 · +34.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Italian 3% Romanian 3% Slovak 3%
• Foreign-born: 6% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Martin

• 2024 margin: Solid R (+31.1) · D 34.1% · R 65.2%
• 2008→2024 swing: -17.5pp toward R · 2008: -13.6pp · 2024: -31.1pp
• All cycles: 2024: R+31.1 2020: R+24.6 2016: R+26.9 2012: R+22.9 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.71%
• Current HPI: 658.96
• Rent YoY: —
• Metro: Port St. Lucie, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

-99.4% since first listed

14 events — show timeline

• 2026-05-22 Listed for Rent $2,900 RMLSFL
• 2025-12-29 Rental Removed $3,000 RMLSFL
• 2025-12-22 Price Changed $3,000 RMLSFL
• 2025-12-14 Listing Removed — Beaches MLS
• 2025-12-04 Price Changed $3,490 RMLSFL
• 2025-12-03 Price Changed $444,990 Beaches MLS
• 2025-12-03 Price Changed $445,000 Beaches MLS
• 2025-10-28 Rental Removed $5,900 GFLMLS
• 2025-10-28 Listed for Rent $5,900 GFLMLS
• 2025-10-27 Price Changed $455,000 Beaches MLS
• 2025-08-12 Listed for Rent $5,900 RMLSFL
• 2025-07-28 Price Changed $480,000 Beaches MLS
• 2025-07-23 Price Changed $499,000 Beaches MLS
• 2025-07-18 Listed $500,000 Beaches MLS

Property tax history

+79.7%/yr

Latest (2025): $6,110 · -0.9% YoY. Source: county tax records.